HomeMy WebLinkAboutItem 2 - Staff Report DR20-0010
Item: __2___
Meeting Date: 2/24/21
ITEM TITLE: Public Hearing: DR20-0010; Design Review consideration of a 405-unit
multi-family apartment complex with one and two-car garages, carports,
open parking, clubhouse/fitness center, and recreational areas with
associated open space on a 14.1-acre site located in the Otay Ranch
Village Two, Neighborhood R-25 (A), Planned Community District
(RM2) Residential Multi-Family 2 zone. Applicant: Baldwin & Sons
Resolution of the City of Chula Vista Planning Commission approving a
Design Review Permit, DR20-0010 to construct a 405-unit multi-family
apartment complex with one and two-car garages, carports, open parking,
clubhouse/fitness center, and recreational areas with associated open space
on a 14.1-acre site located in Otay Ranch Village Two, Neighborhood R-
25 (A).
SUBMITTED BY: Caroline Young, Associate Planner
REVIEWED BY: Tiffany Allen, Director of Development Services
INTRODUCTION
The Applicant has submitted a Design Review application for approval of a 405-unit multi-
family attached residential project. The project includes one to three-bedroom apartments, one
and two-car garages, carports, open parking, clubhouse/fitness center, and recreational areas with
associated open space on approximately 14.1 acres. The site is vacant and located within Otay
Ranch Village Two, Neighborhood R-25 (A) (Attachment 1).
ENVIRONMENTAL REVIEW
The Development Services Director has reviewed the proposed project for compliance with the
California Environmental Quality Act (CEQA) and has determined that the project was
adequately covered in previously certified Final Second Tier EIR (EIR-02-02), for the Otay
Ranch Villages Two, Three and a Portion of Four Sectional Planning Area (SPA) Plan.
Therefore, no further environmental review or documentation is required.
RECOMMENDATION:
That the Planning Commission adopt the Resolution approving the proposed project, based on
the findings and subject to the conditions contained therein.
DR20-0010 Page No. 2
DISCUSSION:
Project Site Characteristics:
The 14.1-acre project site is located in the southwestern portion of Otay Ranch Village 2
Neighborhood R-25 (A), on a vacant parcel south of Santa Victoria Road, east of Heritage Road
and north of Santa Liza Avenue. Neighborhood R-25 (A) is bordered on the north by single-
family homes, multi-family homes to the east, and the Otay Landfill to the west. The remaining
vacant lots include a future industrial site to the west, future park and school to the east, and
future multi-family to the south. (Attachment 1).
Summary of Surrounding Land Uses
General Plan Zoning Current Land Use
Site: Residential Low Medium Planned Community, RM2 Vacant
South: Residential High Planned Community, RM2 Vacant/Future Multi-Family
North: Res. Low Medium Planned Community, RM1 Single-Family Homes
East: Res. Low Medium Planned Community, RM2 MF Homes/Future School
Res. Low Medium Planned Community, P Future Park
West: Public Quasi A708 (County of SD Zone) Otay Landfill
Limited Industrial Planned Community, BP2 Future Industrial
Project Description
The proposal consists of a 405-unit multi-family apartment complex with one and two-car
garages, carports, open parking, clubhouse/fitness center, and recreational areas with associated
open space. The proposal includes twenty (20) buildings consisting of flats and townhome style
units and one (1) recreation building. The townhome style buildings consist of two and three-
story buildings with three 5-plex buildings, seven 6-plex buildings, four 7-plex buildings, and
one 8-plex building. The residential flats are four (4) stories with five (5) detached buildings.
There are four (4) different plan types for the townhomes and eight (8) different plan types for
the residential flats. The buildings will consist of 169-one bedroom units, 123-two bedroom
units, and 113-three bedroom units ranging in size from approximately 700 square-feet to 1,870
square-feet. The proposed floor plans for all units include a living room, kitchen, bedroom(s),
and patio/deck. The townhomes have a two-car garage, and some units within the residential flat
buildings have a one-car garage.
The recreation building is a detached two-story building consisting of amenities for the residents
such as a yoga/spin and fitness room, game room, theater, library, conference rooms, cabanas
adjacent to the pool and spa, community/kitchen room with fenced in outdoor seating area, and
open and covered terraces. There is also a leasing lounge, staff offices, and mail room.
Santa Barbara style architecture incorporates one color scheme with materials such as light
colored stucco with dark accent colors, tiled roofs, clay tile, chimneys, gable vent with metal
bars, decorative shutters, covered patios, and arched openings. Required parking is provided
onsite with 307 one & two-car garages, 230 carports, 214 standard parking spaces, and 17
accessibleparking spaces.
DR20-0010 Page No. 3
Onsite amenities include several open space areas throughout the project site consisting of a
courtyard, plaza, paseos, seating & barbeque areas, playground, fenced in dog run, and a
recreation building with a pool and spa. There are several points of vehicle and pedestrian access
on and off the site. Vehicles can access the site through two driveways, one along Santa Victoria
Road and one along Santa Carolina Road.
Compliance with Development Standards
The following Project Data Table shows the development regulations along with the A
proposal to meet said requirements:
Ass 644-313-29-00, 52
Current Zoning: Planned Community, RM2
General Plan Designation: Residential Low Medium
Lot Area: 14.1 acres
PARKING REQUIRED: PARKING PROPOSED:
One-bedroom unit: 1.50 spaces per unit
169units x 1.50 = 254 spaces Garage parking = 307 spaces
Carport parking = 230 spaces
Two-bedroom unit: 2.0 spaces per unit
Standard parking = 214 spaces
123units x 2.0 = 246 spaces
Accessible parking = 17 spaces
Three-bedroom unit: 2.25 spaces per unit
113 units x 2.25 = 255 spaces
Total: 755 parking spaces Total: 768 parking spaces
SETBACKS/HEIGHT REQUIRED: SETBACKS/HEIGHT PROPOSED:
Front: Subject to Design Review Front: 7 feet
Side: Subject to Design Review Side: 13 & 10 feet
Rear: Subject to Design Review Rear: 12 feet
Height: 60 feet, 4-story max Height: Townhomes: 36 feet, 3-story max
Residential Flats: 56 feet, 4-story
max
Clubhouse: 37 feet, 2-story max
OPEN SPACE REQUIRED: OPEN SPACE PROPOSED:
Private Useable Open Space: Private Useable Open Space:
60square feet per one-bedroom unit One-bedroom units:
169units x 60 sq. ft. =10,140 sq. ft. 60 to 66 sq. ft. per unit=10,440 sq. ft.
Two-bedroom units:
80square feet per two-bedroom unit
123 units x 80 sq. ft. =9,840 sq. ft.
123units x 80 sq. ft. =9,840 sq. ft.
Three-bedroom units:
100square feet per three-bedroom unit
100 to 235 sq. ft. per unit=16,994 sq. ft.
113units x 100 sq. ft. =11,300 sq. ft.
Total: 37,274 sq. ft.
Total: 31,280 sq. ft.
Common Useable Open Space:
Common Useable Open Space:
Total: 83,812 sq. ft
200 sq. ft. per dwelling unit
405 units x 200 sq. ft.=81,000 sq. ft.
Total: 81,000 sq. ft.
DR20-0010 Page No. 4
ANALYSIS:
Compliance with DevelopmentStandards
The proposed project meets the required parking, usable private and common open space, and
building height as shown above in the Development Standards Table of this report. The
nsistency and compliance with the Village 2 Design Plan.
Architectural Theme
The Village Two Sectional Planning Area Design Plan identifies Santa Barbara, California as the
design inspiration for the Village of Montecito (Otay Ranch Village Two). As a fundamental
component of the village, the architecture of the proposed multi-family development is focused
primarily on the Santa Barbara/Montecito design theme. Although not mandated, preferred
architectural styles for multi-family development include Spanish Eclectic and Spanish Mission
to complement the design theme of the remainder of the village.
Neighborhood R-25A is within the Village of Montecito and its architecture is consistent with
the policies of the Village Design Plan. The proposed Santa Barbara chitecture includes
light colored exterior cement plaster stucco with dark accent colors, tiled roofs, chimneys, gable
vent with metal bars, decorative shutters, covered patios, and arched openings.
Throughout Otay Ranch, enhanced elevations are required where developments are visible from
public rights-of-way as well as pedestrian areas. This regulation is stipulated in the Village Two
PC District regulations. Typically, shutters, pop-outs, covered decks, and window surrounds
were used to meet these standards in previous villages, but these features have become standard
in Village Two.
Enhanced elevations include varying building elements, roof pitches, and setbacks to avoid
monotony. In addition, distinctive building elements shall be oriented toward the corners of
prominent village core and entry street intersections. Street facing facades shall incorporate a
range of scale-defining elements that relate larger building masses to the scale of the pedestrian.
Elements may include trellises, columns, archways, doorways, porches or patios and upper floor
balconies and windows.
The propo
historically accurate manner that creates visual interest and beauty. Design features include:
light colored exterior cement plaster stucco with dark accent colors, tiled roofs, chimneys, gable
vent with metal bars, decorative shutters, covered patios, and arched openings. The two to four-
story buildings have a variety of different setbacks to provide interest and relief.
DR20-0010 Page No. 5
Site Planning and Building Placement/Orientation
The Village Design Plan includes guidelines and policies that ensure that multi-family residential
buildings will contribute to the pedestrian-ill General
Development Plan. Policies relating to pedestrian connections, building orientation, landscaping
buffers, enhanced elevations and vehicular access are listed in each document to implement the
visions of these documents. Specific design guidelines for multifamily homes include:
Site planning which focuses on the pedestrian and orients entries towards Village streets
and minimizes views to garages and parking areas.
Architecture focused primarily on the Santa Barbara design theme.
Optimize architecture on the street frontage.
Building elevations that are visible from public view areas (all Village streets,
surrounding arterial streets and public open spaces) shall be articulated with elements
such as wall offsets, balconies, and windows, appropriate to the architectural style.
Street facing facades shall incorporate a range of scale-defining elements that relate
larger building masses to the scale of the pedestrian. Elements may include trellises,
columns, archways, doorways, porches or patios and upper floor balconies and windows.
The interiors of multi-family residential projects shall provide for common and private
outdoor spaces that are functional and aesthetically pleasing.
The pedestrian features throughout the site meet the intent of the Village Design Plan. The
proposal includes pedestrian walkways throughout and connection to surrounding streets. The
plan also includes pedestrian linkage from the enhanced courtyard areas to the central pool area.
Within the active open space area, several pedestrian features are provided such as a playground
area, fenced dog run, courtyards, plaza, paseos, seating and barbeque areas for pedestrians to
enjoy. The project also uses extensive landscape and landscape buffering to create a more
enjoyable pedestrian environment.
In order to comply with the building siting polices and guidelines included in the Village Two
Design Plan, buildings have been oriented to address public streets accordingly. Buildings at
high profile intersections such as Santa Victoria Road and Santa Carolina Road are designed to
include special, landmark features such as a tower element and plaza and other accurate and
attractive architectural detailing, consistent with the Montecito palette.
While pedestrian access is the most significant feature in the villages of Otay Ranch, vehicular
access is also important in order to offer a variety of ways to access different areas of Village 2.
Dispersion of automobile traffic also has the effect of making areas more pedestrian friendly as
cars and pedestrians have less direct interaction. Neighborhood R-25A provides two vehicular
access points to the site.
DR20-0010 Page No. 6
Landscape
All new landscaping will be provided in accordance with City of Chula Vista guidelines
including the Otay Ranch Village 2 Landscape Master Plan, City of Chula Vista Landscape
Water Conservation Ordinance and City of Chula Vista Grading Ordinance. The design theme
ecito through 1) selection of trees that
are appropriate to the climate; 2) providing filtered shade for pedestrians; 3) creation of
horizontal planes from canopy trees and shrub forms; and 4) use of vertical elements such as
narrow trees, decorative fencing, and light features which provide contrast to long architectural
planes. Attractive, appropriate landscape will be provided in a series of pedestrian-oriented
features such as courtyards, plaza, paseos, seating and barbeque areas, a playground, fenced dog
run, a pool and recreation area, and an enhanced entry. Additionally, landscaping will be used to
provide a buffer from surrounding roadways.
Parking
Village 2 SPA regulations require 1.5 spaces for one-bedroom units, 2.0 spaces for two-bedroom
units and 2.25 spaces for three-bedroom units. Therefore, the required parking is 755 spaces. A
variety of parking is provided, including 307 one- & two-car garages, 230 carports, 214 standard
parking spaces, and 17 accessible parking spaces. The project proposes 768 spaces and exceeds
the required parking by 13 spaces and provides all of the parking spaces on-site.
CONCLUSION
The proposed 405-unit multi-family apartment complex project is a permitted land use in the
Otay Ranch General Development Plan (GDP) and is permitted in the Residential Multi-Family
Two (RM2) district of the Village Two SPA Plan. The proposal complies with the policies,
guidelines and design standards for the Village Two Design Plan. Therefore, staff recommends
the Planning Commission approve Design Review Permit, DR20-0010, to construct a 405-unit
multi-family apartment complex with one and two-car garages, carports, open parking,
clubhouse/fitness center, and recreational areas with associated open space on a 14.1-acre site,
subject to the conditions listed in the attached Resolution.
DECISION-MAKER CONFLICTS
Staff has reviewed the property holdings of the Planning Commission members and has found no
property holdings within 1000 feet of the boundaries of the property which is the subject of this
action. Consequently, this item does not present a disqualifying real property-related financial
conflict of interest under California Code of Regulations Title 2, section 18705.2(a)(11), for
, et seq.).
Staff is not independently aware and has not been informed by any Planning Commission
member, of any other fact that may constitute a basis for a decision maker conflict of interest in
this matter.
DR20-0010 Page No. 7
FISCAL IMPACT
All processing costs are borne by the Applicant, resulting in not net fiscal impact to the General
Fund or Development Services Fund.
Attachments
1. Locator Map
2. Planning Commission Resolution DR20-0010
3. Disclosure Statement
4. Project Plans
J:\\Planning\\Caroline\\Discretionary Permits\\OR VLG 2 R-25 (A)\\DR20-0010PC Staff report